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  #3181  
Old Posted Dec 11, 2018, 12:39 AM
officedweller officedweller is offline
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Yeah, and I don't think the Sears space will be demolished
- it may just be repurposed into a mall extension.
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  #3182  
Old Posted Dec 14, 2018, 2:31 AM
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Tower 3 from Axiom twitter:


Great photo of Brentwood Tower 3 from level 59 on Brentwood Tower 2!
https://twitter.com/axiombuilders
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  #3183  
Old Posted Dec 14, 2018, 6:59 PM
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That looks ridiculous
Lol....
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  #3184  
Old Posted Dec 15, 2018, 2:45 AM
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Thanks for all the updates OD.
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  #3185  
Old Posted Dec 16, 2018, 8:04 AM
Kevindemi Kevindemi is offline
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Store directory?

Is there a store directory yet???? I figure we are about 4 months out now so that should be firming up.
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  #3186  
Old Posted Dec 16, 2018, 4:09 PM
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Instead of covering up all the retail spaces with that boarding why not let the retailers finish their spaces?
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  #3187  
Old Posted Dec 16, 2018, 4:59 PM
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GeeCee GeeCee is offline
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Is there a store directory yet???? I figure we are about 4 months out now so that should be firming up.
Add on at least six months to that timeframe for tenant improvements. They have to actually build the interiors of their stores as well.
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  #3188  
Old Posted Dec 16, 2018, 5:03 PM
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Add on at least six months to that timeframe for tenant improvements. They have to actually build the interiors of their stores as well.
Why don't they let them do that already?
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  #3189  
Old Posted Dec 16, 2018, 8:49 PM
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Originally Posted by Kevindemi View Post
Is there a store directory yet???? I figure we are about 4 months out now so that should be firming up.
from what is confirmed

Indigo (books)
Sporting Life
Cineplex VIP
REC Room
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  #3190  
Old Posted Dec 17, 2018, 12:30 AM
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Why don't they let them do that already?
They can't turn over the spaces until they're complete.

Oddly, the leasing brochure calls for a fall 2019 opening now, but the website says spring.

Edit: The Sporting Life's press release says that it'll not be opening until the fall, so I suspect that's more correct for the overall mall opening given the state of construction so far.
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  #3191  
Old Posted Dec 17, 2018, 3:55 AM
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Why can't they turn it over until they complete it?
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  #3192  
Old Posted Dec 17, 2018, 7:53 AM
Kevindemi Kevindemi is offline
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Fall 2019

Ahhhhhhhh fall 2019!! I hope we dont need the mall to be finished to at least get tenants moved in by spring.
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  #3193  
Old Posted Dec 17, 2018, 7:39 PM
Spr0ckets Spr0ckets is offline
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Why can't they turn it over until they complete it?
That's not how it works.
That's never how it works.

The TENANTS can't move into their spaces until their landlord (i.e the mall) finishes and completes their spaces - for all number of reasons ranging from liability to terms of contract and service.

Would you move into a building or a new house while the plumbers, contractors and electricians were still milling around and moving in and out at all hours of the day completing your unit's plumbing and lighting and electrical fixtures and installing appliances?

Do you know of any landlord or building owner that would even allow that in the first place?

Same logic applies with retail tenants in a mall.

There's actually a related and relatable story in the Station Square thread where a couple moved into a unit that the developer hadn't performed a final Q/A inspection on and it turned out that one of the balcony glass panels hadn't been installed and when their daughter (with toddler grand-daughter in tow) came to visit, she discovers this luckily before her daughter wanders out there.
Luckily for the developer because if that child had meandered out there and that story turned out more tragic than it did, they'd be in serious hot water - if they aren't already, or at least facing some sort of lawsuit.

That's the sort of liability issue that can arise if you let your tenants or buyers move in before their space/home is ready and inspected and before you've ensured it's ready for occupancy.

If a retail tenant moves in while construction is still ongoing, plugs in some equipment to install their shop fit-outs and appliances, and in so doing experiences an electrical fire or outright conflagration of the entire space because it turns out the Electrical folks weren't don't installing all the required power-breakers, what do you think happens to the mall then? Especially if they had given the go ahead for tenants to move in before the space was ready?

Last edited by Spr0ckets; Dec 17, 2018 at 7:51 PM.
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  #3194  
Old Posted Dec 17, 2018, 8:06 PM
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Sign a waiver. And of course the tenants can get access before. It not at all like that couple moving in. It's just another contractor coming on site to do work

Mccarther glen mall seemed to be ready all at once with the tenant improvements finished at the same time as the mall. Or simons seem to have gotten access before the mall was finished. So Seems doable
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  #3195  
Old Posted Dec 17, 2018, 8:26 PM
Spr0ckets Spr0ckets is offline
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Originally Posted by osirisboy View Post
Sign a waiver. And of course the tenants can get access before. It not at all like that couple moving in. It's just another contractor coming on site to do work

Mccarther glen mall seemed to be ready all at once with the tenant improvements finished at the same time as the mall. Or simons seem to have gotten access before the mall was finished. So Seems doable

Come on, now. This is a waaaay more complex project than those examples.

And good luck getting the mall owners and developers to agree to offering a waiver.
Or the tenants to signing one for that matter.


The couple moving in was an example of how a "small" thing can turn into a massive litigation threat and a considerable PR nightmare and credibility issue for future projects.
Try to multiply that by several times the scale and risk potential and then you might be in the ballpark for a similar situation with mall prematurely opening up spaces for tenants.

Besides which, what's the rush?
Are you expecting that they'll be having customers coming to visit wading through scaffolding, incomplete spaces and construction equipment to make their way to the new tenant stores?

The tenants will be using different contractors to complete their units from the site contractors for the overall project with no coordination and synchronicity between the two groups of workers.
Again, what project site manager wants to deal with that mess and coordination nightmare?

It may be doable but the risks and the potential downsides far outweigh any possible upsides - particularly on the part of the Mall or the developers.
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  #3196  
Old Posted Dec 17, 2018, 9:12 PM
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Ok so they choose not to. Not that they can't. It's just another set of contractors and trades people coming in imo

What's the rush? You'd think they would want the stores open asap. To make money?

Anyways seemed like a normal question

Last edited by osirisboy; Dec 17, 2018 at 9:33 PM.
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  #3197  
Old Posted Dec 17, 2018, 9:34 PM
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I don't know if there are unions involved but they would not be happy if non-union workers contractors etc were working on site.
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  #3198  
Old Posted Dec 17, 2018, 10:01 PM
Spr0ckets Spr0ckets is offline
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Originally Posted by osirisboy View Post
Ok so they choose not to. Not that they can't. It's just another set of contractors and trades people coming in imo

What's the rush? You'd think they would want the stores open asap. To make money?

Anyways seemed like a normal question
The stores making money from opening early has no bearing on the mall owners and developers making their money from the store tenant's rent (Which doesn't change either way).

If anything the tenants stand to LOSE money by opening prematurely before the rest of the mall is ready and before most of their potential customer-base (i.e. the residents that will live in the towers above) even get the chance to move into their new homes.
(and all of this is even assuming their lease agreements would allow them to move in before the official opening and move-in date. Highly unlikely)

They're still going to pay the same rent.
It's just going to eat into their profit margin to do so when not as many customers are going to pass through as when the rest of the mall and the complex (the retail portion of it) is officially open.
Meanwhile they're spending money keeping the lights on and having staff hang around and mingle with the construction workers. Great business model.

And as for the the Mall and developers losing money by not opening earlier, - them not opening up when they're not ready to do so (even if some tenants may be) doesn't exactly count as a loss of revenue - particularly when it's already been factored into their construction schedule (along with the typical and usual delays that come with).
They haven't even leased out all the available retail units yet, so what money is it that they're losing in those cases?

The only people who might benefit from the stores opening earlier than would be official would be customers eager for them to do so (like you, for instance) - and who, coincidentally, bear none of the risks (financial or otherwise) associated with doing just that.
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  #3199  
Old Posted Dec 17, 2018, 10:03 PM
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You do not start tenant buildouts until you reached substantial completion, and in some cases occupancy first. Your contractor can't get any work done until power and water are turned on to the unit. Your contractor can't work until the fire system has been verified for the building at large. Your contractor can't access the unit until the elevators are turned over etc etc. Most crus have a pretty quick buildout so it's not a huge deal. Even the larger spaces on a new build will get the developer to do a bit of the leg work, it's usually on renos that you see an extended timeline.
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  #3200  
Old Posted Dec 27, 2018, 2:32 AM
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My photo 2018-12-26
Tower 3
3 levels above the podium

Construction by Dmytro Zhukovets, on Flickr
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